Updated Duplex with Central
New
For Sale
$379,777
312 Sterling Ave, Buffalo, NY 14216
Two apartments offer generous living areas, refreshed kitchens and baths, sunrooms, and replacement windows.
Property Size3,134 SF
Price / SF$121.18
Days on Market7
Property Features for 312 Sterling Ave
General Information
Standard status
Active
Size
3,134 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
hardwood floors
artificial fireplace
updated kitchens
updated baths
dishwasher
sun rooms
central air
replacement windows
glass block windows
insulated attic
insulated walls
Building Details
Year Built
1920
Listing Agency:
Howard Hanna WNY Inc.
Listed By:
Louis Vinci · License #30VI0633092
(716) 913-4858
Source:
Thejoshjamesteam
Added: Sep 6
Changed: Sep 7
Last Checked: Sep 12 at 12:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
This 3,134-square-foot duplex at 312 Sterling Ave in Buffalo includes two three-bedroom apartments, each with large living and dining rooms, spacious bedrooms, and front and rear sunrooms. Hardwood flooring, artificial fireplaces with built-in bookshelves, updated kitchens and baths, and mostly replacement windows contribute to the interior appeal. The lower apartment includes a dishwasher, while the upper retains some original tall kitchen cabinetry.
Mechanical improvements include Lennox forced hot air furnaces installed in 2018, central air conditioning, updated electrical breakers, insulated attic and wall areas, and glass block basement windows. The vinyl-sided exterior is paired with a total-tear-off roof approximately 15 years old. A new garage door is scheduled for 8/2026, and the property also provides an additional parking space in front. Built in 1920, the duplex is located in North Buffalo.
Mechanical improvements include Lennox forced hot air furnaces installed in 2018, central air conditioning, updated electrical breakers, insulated attic and wall areas, and glass block basement windows. The vinyl-sided exterior is paired with a total-tear-off roof approximately 15 years old. A new garage door is scheduled for 8/2026, and the property also provides an additional parking space in front. Built in 1920, the duplex is located in North Buffalo.
Key Highlights
- Two three‑bedroom apartments with large living and dining rooms
- 3,134 SF duplex built in 1920
- Lennox forced hot air furnaces and central air updated in 2018
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,097
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$621,940
$621.9K
Cap Rate 7%
$444,243
$444.2K
Cap Rate 9%
$345,522
$345.5K
Market Conditions
NOI Build-Up for 3,134 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$47.0K $15.00/SF
− Vacancy
−$2.6K −$0.83/SF
EGI
$44.4K $14.17/SF
− OpEx
−$13.3K −$4.25/SF
NOI
$31.1K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$621,940
Cap Rate 7%
$444,243
Cap Rate 9%
$345,522
Alternative Uses
Best Use
Multifamily LT 5
$444.2K
$388.7K – $518.3K
NOI $31,097 @ 7.0% cap · market cap 8.19%
Second Best
Apartment 5plus
$409.2K
$358.0K – $477.4K
NOI $28,643 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$753.7K
$659.5K – $879.3K
NOI $52,757 @ 7.0% cap · market cap 13.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
897
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two apartments offer generous living areas, refreshed kitchens and baths, sunrooms, and replacement windows.
Where is this duplex located?
The property is located at 312 Sterling Ave Buffalo, NY.
What is the asking price?
The asking price for this property is $379,777.
What are key features of this property?
This property features: Two three‑bedroom apartments with large living and dining rooms; 3,134 SF duplex built in 1920; Lennox forced hot air furnaces and central air updated in 2018
